* Entrance Boot room* Inner Lobby * Fabulous Open Plan Dining Kitchen * Dining Room* Sitting Room * Cloakroom * Boiler/ Utility Room* Walk in Pantry* Six Double Bedrooms * Two Family Bathrooms
Approximately ¾ of Acre Woodland
Original 'Chauffeurs' Flat with Double Garage
Swallow Cottage - One Bedroom Annexe
Further Outbuildings with Potential
Ross on Wye 8.2 miles
Monmouth 6.3 miles
Hereford 16.8 miles
Cheltenham 28.2 miles
Gloucester20.8 miles
Newport 30 miles to M4
A40 0.5 mile
M50 8.2 miles
(All distances are approximate)
Location
•Rocklands Farmhouse is in a highly sought after hamlet on the outskirts of Goodrich in the beautiful Wye Valley AONB. The pretty, bustling market towns of Ross-on-Wye and Monmouth are approximately equidistant from the property, and there is direct access to the public footpath network for both riverside and country walks. The area is peaceful but benefits from easy access to the A40, in turn giving access to Newport, Bristol and Cardiff to the South and Tewkesbury, Worcester and Birmingham to the North.
•More comprehensive facilities can be found in the surrounding Cathedral cities of Hereford, approximately a 30 minute drive to the West and Gloucester, a similar driving time to the East, as well as the Regency Spa town of Cheltenham
•There is excellent schooling from both the private and state sectors including; Ofsted "Outstanding" primary school at Whitchurch, primary school at Goodrich, Haberdashers at Monmouth and John Kyrle High School at Ross-on-Wye.
For sale by freehold ( to be verified by your solicitor)
•Rocklands Farmhouse is a beautiful Grade II listed stone property with parts dating back to the 1500's. The property exudes a wealth of character features and rustic charm whilst creating modern country living.
•The Canopy Entrance Porch leads into a good sized entrance/ boot room with fabulous flagstone floor which flows through into the internal lobby, which has a variety of uses. Door leads into the boiler/utility room with plumbing for washing machine.
•Double Glass doors open from the inner lobby into the fabulous open plan dining kitchen. The room is streamed with light from the dual aspect windows and really is a great room for family/ entertaining with plenty of space for table and chairs and sofas. The dining area has a feature fireplace housing the 'Villager'wood burning stove and either side of the fireplace are built-in dressers. The kitchen area is well appointed with a range of oak fronted units with display cabinets, wine rack and peninsula unit and is complimented with built in double over, hob, microwave, dishwasher and fridge freezer. The original bake oven is a lovely feature of this room.
•The inner Hallway has one roof light and glazed door to rear courtyard with solid wood staircase to first floor and door to cloakroom with two piece white suite and door to walk in pantry with shelving.
•The sitting room has a most striking stone inglenook fireplace which dominates the one wall and is fitted with a 'Villager' wood burning stove. The room has a lovely rustic charm with beautiful exposed timbers to one wall and feature windows with the original shutters.
•The dining room has exposed stone wall and a bay window with deep sill.
•The first floor galleried landing is full of character with exposed wall and ceiling timbers and offers two wings. There are six double bedrooms five with feature wrought iron fireplaces and two family bathrooms one is contemporary with a three piece white suite with power shower over the bath and the other is traditional with three piece white suite with separate shower cubicle with power shower.
Outside
•The property is approached through the five bar gate onto the gravel driveway providing ample parking, and is flanked by feature stone walling and mature hedging. To the side landscaped gardens with lawn which leads through the archway with climbing plants onto the flagstone patio with raised ornamental shrub and flower border featuring an old cider press. From here views can be enjoyed to Coppett Hill and Symonds Yat
•Double Garage and Chauffeurs flat - The large Double Garage has two sets of solid wood double doors and benefits from an inspection pit. A separate door to the side of the garage leads to stairs to first floor giving access into two good sized rooms, it is worth noting this is hugely beneficial to the main dwelling and has a variety of uses such as work from home, annexe or holiday let (subject to the necessary consents. (Original consent was gained which has now lapsed).
•Through the stone wall a door opens into the rear with original cobbled courtyard, there are two outbuildings one stone with tiled roof and one brick with tiled roof and an original laundry/ bake room. It is worth noting these also offer huge potential for holiday lets or the like, subject to the necessary consents.
•Swallow Cottage – this is a two storey property with open plan sitting/ kitchen to ground floor and a double bedroom and bathroom to first floor with its own electricity supply. (Original consent, now lapsed, was obtained to link swallow cottage to the other outbuildings thus creating a larger two bedroom property.)
•The ¾ of an acre woodland is accessed just across the drive and offers views across to Symonds Yat.
Services
As a resident you can become a shareholder in The Coppett Hill Trust, a local nature reserve.
Oil fired central heating, septic tank and mains water. Fibre optic broadband is available. Double glazed sash windows
Local Authority
Herefordshire Council 01432 260000
Council Tax Band F
Directions
From Ross-on-Wye follow the A40 towards Monmouth and take the exit at Goodrich, and then turn immediately right (before going back over the A40) and continue along the B4229 for approximately half a mile taking the first turning right and then immediately left through stone pillars onto the track. Follow the track and at the fork continue round to the left, keep left and the property will be found just to the right through the five bar wooden gate
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